Quick Answer
To get pre-approved, submit two months of bank statements, 30 days of pay stubs, two years of W-2s or tax returns, photo identification, and authorization for a credit pull. Most lenders issue a letter within one to three business days, and the approval stays valid as long as your income, debts, and credit remain unchanged.
01
The document checklist
Salaried borrowers: 30 days of pay stubs, two years of W-2s, two months of complete bank statements including every page, and identification. Self-employed borrowers: two years of personal and business tax returns, a year-to-date profit and loss statement, and business bank statements.
Add documentation for anything unusual — a recent large deposit, a gift, retirement account withdrawals, rental income, alimony, or a co-borrower. Sending these upfront shortens the process by days.
02
Choosing a lender that closes in Broward
Rate matters, but so does execution. A lender unfamiliar with Florida condo requirements, HOA estoppel timing, or windstorm insurance binders can miss a closing date even with the best pricing.
Ask any lender how many Broward County closings they completed in the last quarter and whether they underwrite in-house. Local answers to both questions predict a smoother contract.
03
What the credit pull looks at
Score is only part of it. Underwriters examine payment history, credit utilization, the age of accounts, recent inquiries, and any derogatory items with their dates and resolutions. A single 30-day late from four years ago rarely matters; a collection opened last month does.
Free annual reports are available through the federally authorized channel described at USA.gov's credit reports guidance, which is a safer starting point than commercial score sites.
04
Debt-to-income is the usual sticking point
Most declines I see are not about credit; they are about ratios. Car payments and student loans consume borrowing capacity quickly. Paying off a small installment loan before applying can raise your approvable price more than a modest score improvement would.
Ask the lender to model scenarios: what changes if you pay off the card, or put 5 percent down instead of 10 and keep the cash?
05
Property-side conditions to anticipate
Pre-approval covers you, not the house. Once you are under contract, the lender adds property conditions: appraisal, insurability, clear title, survey, and for condos, project approval covering reserves, litigation, and owner-occupancy ratios.
Some Davie condo buildings are non-warrantable for conventional financing. Knowing that before you write an offer avoids losing two weeks and an inspection fee.
06
How to keep the approval alive
No new credit accounts, no large unexplained deposits, no job changes, no moving money between accounts without a paper trail, and no co-signing for anyone. Underwriting re-pulls credit shortly before closing.
If something unavoidable happens — a bonus, an inheritance, a job offer — tell your loan officer immediately. Disclosed changes get documented. Discovered changes get delayed.
07
Turning the letter into a winning offer
Once you have the letter, ask the lender to be available to call the listing agent when you submit. A two-minute call from a credible local lender frequently outweighs a small price difference.
Then we structure terms around the property and seller. Read how to make an offer on a house next, or talk it through with the Davie real estate practice.